223 Williston Dr · Huntsville, AL 35806

$325,000

4 bd · 1.0 ba · 1,806 sqft · SingleFamily public records · 10 Days on market

Built 2000 0.48 ac lot Est $318k · at est.

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• ARV discount +6.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Beautiful full brick ranch style home on a Cul-de-sac. 4 bed, 2 full bath in the heart of Monrovia. Enjoy the updated flooring in the entry, dining room, and great room with vaulted ceilings with gas log fire place and all new paint throughout. The master bedroom features new flooring and trey ceilings. Master bath has a glamour bath with whirlpool tub and separate shower and 2 large walk in closets. Spacious kitchen features large windows that overlook large fenced backyard with extended patio. Located right off of Indian Creek Road, this home is minutes from Research Park, Redstone Arsenal, and Providence.

Key facts

• Fenced in backyard
• Covered patio
• Storage shed

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• SEPARATE TUB AND SHOWER
• COVERED PATIO
• FENCED IN BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Lot about 0.48 acres
• HOA & community: No homeowners association; Subdivision: Monrovia Pointe

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; One story; Built in 2000; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace (one)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (41.3% below list).
• Recommended offer: $191k (41.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monrovia Elementary School (math 37% / reading 69%, grade C, #100 of 627 statewide, top 16%, 495 students, 29% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,696 (41.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.59% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $317,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Sherwin Ave	0.35mi	3/2.0 (-1)	1,840 (+2%)	5mo	$325,000	$177	67
124 High Noon Ln	0.17mi	4/2.0	1,940 (+7%)	19mo	$329,900	$170	60
108 Harness Dr	0.39mi	3/2.0 (-1)	1,700 (-6%)	4mo	$300,000	$176	60
115 Kretzer Ct	0.66mi	3/2.0 (-1)	1,824 (+1%)	5mo	$315,000	$173	54
107 Moonglow Trl	0.57mi	3/2.0 (-1)	1,975 (+9%)	2mo	$340,000	$172	47
120 Harness Dr	0.36mi	4/2.0	2,037 (+13%)	18mo	$285,000	$140	42
130 Raccoon Trce	0.65mi	3/2.0 (-1)	1,878 (+4%)	18mo	$315,000	$168	40
117 Nevin Cir	0.73mi	3/2.0 (-1)	1,830 (+1%)	18mo	$339,900	$186	39
105 Cedar Hollow Ct	0.70mi	4/2.0	1,980 (+10%)	11mo	$285,000	$144	39
116 Indian Valley Rd	0.59mi	3/2.0 (-1)	1,975 (+9%)	13mo	$362,500	$184	37
112 Kretzer Ct	0.66mi	3/2.0 (-1)	2,063 (+14%)	2mo	$389,000	$189	35
100 Kretzer Ct	0.72mi	3/2.0 (-1)	2,055 (+14%)	3mo	$375,000	$182	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $144,864
• Equity at exit: $292,786

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $449,245
• Equity at exit: $631,404

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$157 /mo · $1,878/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-490

Break-even live

Break-even rent $2,527

Max offer price $238,481

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Addison Park Dr Huntsville, AL	1.0–3.0	1.0–2.0	1155	$1,635	$1.42	13d	45	0.40mi
741 Plummer Rd Huntsville, AL	1.0–3.0	1.0–2.0	1025	$1,744	$1.70	13d	15	0.51mi
8223 Stone Mill Dr NW Huntsville, AL	3.0	2.5	2046	$2,300	$1.12	43d	1	0.93mi
393 Johns Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	963	$1,625	$1.69	13d	16	1.02mi
7601 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1720	$1,720	$1.00	43d	1	1.09mi
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	1.09mi
7597 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1550	$1,800	$1.16	23d	1	1.09mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	1.10mi
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	1.13mi
7559 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1555	$2,450	$1.58	13d	1	1.14mi
351 Lofton Rd NW Huntsville, AL	4.0	2.5	2186	$2,315	$1.06	13d	1	1.17mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	13d	7	1.24mi
7502 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1626	$1,825	$1.12	43d	1	1.24mi
7203 Chatfield Way NW Huntsville, AL	4.0	2.5	2047	$1,799	$0.88	43d	1	1.33mi
1589 Old Monrovia Rd NW Huntsville, AL	2.0–3.0	2.5–3.5	1657	$2,448	$1.48	13d	17	1.45mi
500 Providence Main St NW Huntsville, AL	1.0–3.0	1.0–2.0	1090	$1,793	$1.64	13d	35	1.50mi

Listing history 8 events

1. 2026-06-18
   days on market $325,000 Active 10 DOM
2. 2026-06-17
   days on market $325,000 Active 9 DOM
3. 2026-06-16
   days on market $325,000 Active 8 DOM
4. 2026-06-15
   days on market $325,000 Active 7 DOM
5. 2026-06-14
   days on market $325,000 Active 5 DOM
6. 2026-06-10
   days on market $325,000 Active 2 DOM
7. 2026-06-09
   remarks 444-char remark
8. 2026-06-09
   listed $325,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,878 · $157/mo
• Projected year-2 tax: $1,878 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,884
• − Mortgage interest: −$18,205
• − Property taxes: −$1,878
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$9,455
• Taxable loss: −$11,941
• Est. tax savings @ 24.0%: +$2,866
• After-tax cash flow: $-3,011/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+100.0% since first listed

9 events — show timeline

• 2026-06-08 Listed $325,000 VMLS
• 2026-05-18 Sold (Public Records) $327,900 Public Records
• 2019-10-08 Sold (Public Records) $200,000 Public Records
• 2019-10-04 Sold (MLS) $200,000 VMLS
• 2019-09-18 Pending — VMLS
• 2019-09-11 Listed $195,900 VMLS
• 2016-05-18 Sold (Public Records) $162,000 Public Records
• 2016-05-17 Sold (MLS) $162,000 VMLS
• 2015-10-08 Listed $162,500 VMLS

Property tax history

+13.1%/yr

Latest (2024): $1,878 · +3.0% YoY. Source: county tax records.